Having been referred to your company we were going to use a conveyancing solicitor in Nailsea found on your site but have come across alternative costs illustrations via the web seem less pricey – how come?

There are hundreds of conveyancing organisations advertising at first sight what seems to be cut price. We would encourage you to think twice as to how much you respect your own move to you are willing to be penny wise pound foolish over the standard of the legal work. Some hide additional charges well inside the terms of business. The law firms that we put forward for conveyancing in Nailsea neverbehave this way.

I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to instruct a local conveyancing solicitor in Nailsea?

Do check but the the probability is that appoint one of their panel lawyers should you take up the "fee-free" deal. Call the mortgage company and explore if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Nailsea.

I happen to be the sole recipient of my late grandmother’s estate and I have everything in my name now, including the my former home in Nailsea. The Nailsea property was put into my name in March. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in March. Do I have to wait 6 months to sell?

The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view banks take of it, depend on the bank as this obligation primarily exists to identify the purchase and immediately sell or the wholesaling and assigning of properties.

Is it the case that all Nailsea solicitors on the TSB conveyancing panel are regulated by the SRA?

As solicitors, in order to be on the TSB approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do allow licenced conveyancers on their panel and in that case the practice would be overseen by the CLC.

We are getting the release of further funds on our mortgage from RBS as we want to conduct a loft conversion to our house in Nailsea. Are we obliged to select a nearby Nailsea solicitor on the RBS conveyancing panel to deal with the legals?

RBS do not ordinarily require a member of their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.

In sourcing the internet for the term conveyancing in Nailsea it reveals numerous property lawyersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for my move?

The best way of seeking the right conveyancer is via personal recommendation, so seek the counsel of friends and family who have purchased a property in Nailsea or a local estate agent or financial adviser. Charges for conveyancing in Nailsea differ, so it's a good idea to request at least four quotes from different conveyancers. Be sure to secure confirmation that the costs are guaranteed not to increase.

Last November I purchased a leasehold flat in Nailsea. Am I liable to pay service charges for periods before completion of my purchase?

Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Nailsea Leasehold Conveyancing - Sample of Queries before buying

How many of the leaseholders are in arrears for their maintenance charge payments? Does the lease have onerous restrictions? Are there any major works in the near future that could add a premium to the maintenance charges?